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T H I R D Q U A R T E R

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THI R D QUARTER

2 012 CHICAGO SUBMARKET SNAPSHOTS

TABLE OF CONTENTS SECTION ONE

CHICAGO CENTRAL BUSINESS DISTRICT CBD SUBMARKET SNAPSHOTS 01 Central Business District Map 02 Central Loop 03 East Loop 04 North Michigan Avenue 05 River North 06 South Loop 07 West Loop

SECTION TWO

SUBURBAN CHICAGO

08 09 10 11 12

SUBURBAN SUBMARKET SNAPSHOTS Suburban Map East-West North Northwest O’Hare

SE CT ION T H RE E

ABOUT MB REAL ESTATE 13 Company Overview

T h e C h ic a g o M a r ke t O v e r v i e w i s p ubl i s h e d q u a r t e r l y by M B R e a l E s ta te. To o b t a in ad d i ti o n a l co pi e s o r fo r fur the r in f or ma ti o n , p l e a s e c o nta c t:

JAC K GAV IN Senior Research Coordinator 1 8 1 We st M a d i s o n S tre e t, S ui te 4 7 0 0 Ch ic a go, I l l i no i s 6 0 6 0 2 (312) 726-1700 w w w. m b r e s . c o m


CENTRAL BUSINESS DISTRICT

CENTRAL BUSINESS DISTRICT MAP

SUBMARKET SNAPSHOTS THIRD QUARTER 2012 | CHICAGO SUBMARKET SNAPSHOTS

1


Class B and C properties see increased occupancy

The Central Loop experienced 249,000 square feet of net positive absorption, which was the most of any submarket during the third quarter. Class B and C properties each saw occupancy increases totaling 110,000 square feet. The direct vacancy rate in Class A buildings fell to 9.4 percent, which is the lowest of any Class A segment in the CBD. Citadel signed the largest lease transaction during the quarter by renewing 225,000 square feet at 131 South Dearborn. However, the restructured lease results in a one-third reduction from its current space. GSA Army Corp of Engineers will relocate from 111 North Canal and into 64,000 square feet at 231 South LaSalle. ThyssenKrupp leased 25,000 square feet at 111 West Jackson as they opened a new, North American regional headquarters.

LARGEST BLOCKS OF DIRECT AVAILABILITY Building Address

Size (sf)

Building Class B

222 N LaSalle St *

199,132

200 N LaSalle St

164,586

B

11 S LaSalle St

150,166

C

10 S Dearborn St *

139,165

A

161 N Clark St *

116 964 116,964

A

1 N Dearborn St

97,261

B

120 S LaSalle St

94,995

B

175 W Jackson Blvd

68,539

B

175 W Jackson Blvd

67,725

B

77 W Wacker Dr

67,342

A

*Indicates future available space

No buildings traded during the quarter, but two new listings hit the market. After leasing 59,000 square feet to GrubHub and expanding Tribeca Flashpoint Media Arts Academy, Harbor Group International is seeking $100 million for 111 West Washington. Canadian Imperial Bank of Commerce is looking to sell the 79,000 square foot 123 West Madison. The Central Loop’s boundaries are the Chicago River (North), Wells Street (West), State Street (East), and Van Buren Street (South).

CENTRAL LOOP SUMMARY

A

B

C

Total

13,571,480

14,215,057

8,626,430

36,412,967

31,952

98,849

46,683

177,484

Direct Vacancy Rate

9.4%

15.8%

16.4%

13.6%

Total Vacancy Rate (Direct + Sublease)

14.0%

18.4%

16.8%

16.4%

Inventory (square feet) Year to Date Absorption (square feet)

SUBMARKET SNAPSHOTS

Although direct vacancy in Class A buildings continues to fall, sublease availability is over 4.5 percent of inventory. This figure is nearly double the percentage of sublease space to inventory seen in the overall market. The main contributor to sublease availability is United Airlines’ 240,000 square foot block at 77 West Wacker.

CENTRAL BUSINESS DISTRICT

CENTRAL LOOP

CENTRAL LOOP SUBMARKET HISTORICAL DIRECT VACANCY

THIRD QUARTER 2012 | CHICAGO SUBMARKET SNAPSHOTS

2


Net quarterly absorption continues to be minimal

For the third straight quarter occupancy was relatively unchanged in the East Loop. Class A and B buildings experienced slight upticks in vacancy. KPMG moved into 260,000 square feet at 200 East Randolph (AON Center). But the accounting firm vacated 303 East Wacker, so the net effect on absorption within the East Loop was minimal. The East Loop has a 20.0 percent vacancy rate and has historically trailed other submarkets due to its distance from commuter rail stations.

LARGEST BLOCKS OF DIRECT AVAILABILITY Building Address

Two tenants signed large leases to expand in their current buildings. Walgreens e-Commerce institute expanded by 68,000 square feet at 33 South State. Advertising agency BBDO signed a long-term lease and will expand by 52,000 square feet at 225 North Michigan.

Size (sf)

Building Class

200 E Randolph St

340,959

A

130 E Randolph St *

256,720

B

303 E Wacker Dr

182,782

B

303 E Wacker Dr

165,827

B

130 E Randolph St *

155 829 155,829

B

333 S Wabash Ave

140,000

B

130 E Randolph St

128,948

B

401 S State St

110,898

C

33 S State St

70,107

C

111 E Wacker Dr

67,216

B

* Indicates future available space

No buildings were sold, but four buildings are actively being marketed for sale. Ivor Braka is looking to sell both 122 South Michigan and 332 South Michigan. Bentley Forbes is continuing to search for a buyer of a partial stake in 130 East Randolph and 180 North Stetson. The East Loop is bordered by the Chicago River (North), State Street (West), Lake Shore Drive (East), and Van Buren Street (South). It is inhabited mostly by advertising and media firms and corporate tenants.

EAST LOOP SUMMARY Inventory (square feet)

A

B

C

Total

4,040,431

10,520,472

8,438,390

22,999,292

Year to Date Absorption (square feet)

85,071

76,928

(138,832)

23,166

Direct Vacancy Rate

18.5%

24.4%

15.1%

20.0%

Total Vacancy Rate (Direct + Sublease)

22.2%

25.4%

15.8%

21.3%

SUBMARKET SNAPSHOTS

The East Loop continues to be saturated with large blocks. Eight contiguous direct blocks of at least 100,000 square feet are available, including a 341,000 square foot block at the AON Center.

CENTRAL BUSINESS DISTRICT

EAST LOOP

Numbers in parentheses are negative

EAST LOOP SUBMARKET HISTORICAL DIRECT VACANCY

THIRD QUARTER 2012 | CHICAGO SUBMARKET SNAPSHOTS

3


John Hancock Center deal leads to first quarterly occupancy increase in two years

After eight consecutive quarters of negative absorption, the North Michigan Avenue submarket finally experienced positive demand. Much of the new demand stems from Interpublic Group’s GolinHarris, who occupied roughly 70,000 square feet at 875 North Michigan (John Hancock Center) during the quarter after moving from 111 East Wacker. Despite the positive quarter, direct vacancy is still well above 20 percent. The John Hancock Center was also home to one of the largest new lease transactions in the CBD. Advertising agency Draft FCB signed a 15-year lease for 185,000 square feet and will occupy the new space in early 2014. While they are relocating from two locations within the submarket, Northwestern University’s Feinberg School of Medicine has already signed a 62,000 square feet lease to backfill Draft FCB’s current space at 633 North Saint Clair.

LARGEST BLOCKS OF DIRECT AVAILABILITY Building Address

Size (sf)

Building Class A

515 N State St *

350,906

101 E Erie St *

217,569

A

410 N Michigan Ave *

213,054

B

401-465 E Illinois St

210,000

C

435 445 N Michigan Ave 435-445

129 947 129,947

C

401 N Michigan Ave *

104,726

B

455 N Cityfront Plaza Dr

89,854

A

740 N Rush St

77,394

C

360 N Michigan Ave

76,855

C

980 N Michigan Ave

62,384

A

The North Michigan Avenue submarket is home to retailers, hotels, restaurants, entertainment venues, advertising and marketing agencies, and the large Northwestern Memorial Hospital campus. Its borders include Division Street (North), State Street (West), Lake Michigan (East), and the Chicago River (South).

NORTH MICHIGAN AVENUE SUMMARY Inventory (square feet)

A

B

C

Total

3,956,391

4,691,737

4,341,239

12,989,367

Year to Date Absorption (square feet)

95,122

30,625

(309,531)

(183,785)

Direct Vacancy Rate

18.8%

24.0%

19.3%

20.9%

Total Vacancy Rate (Direct + Sublease)

22.0%

24.5%

20.3%

22.3%

SUBMARKET SNAPSHOTS

* Indicates future available space North Michigan Avenue has failed to generate enough new demand to Italicized addresses indicate new blocks this quarter offset companies who have cut their space requirements or vacated the submarket. Future prospects could increase significantly if a 351,000 square foot block at 515 North State, which will be vacated by the American Medical Association, can be leased to one of the largest tenants in the market. However, this space is in competition with three other contiguous, Class A blocks greater than 300,000 square feet in other submarkets and numerous proposed new developments.

CENTRAL BUSINESS DISTRICT

NORTH MICHIGAN AVENUE

Numbers in parentheses are negative

NORTH MICHIGAN AVENUE SUBMARKET HISTORICAL DIRECT VACANCY

THIRD QUARTER 2012 | CHICAGO SUBMARKET SNAPSHOTS

4


Google finalizes lease, establishes themselves as Chicago’s tech anchor

River North continues to be the best performing submarket in the CBD as it experienced 60,000 square feet of positive absorption. Direct vacancy fell to just 9.4 percent. The submarket has become a hotbed for technology firms due to its accessibility to city residents and its abundance of creative space. The major highlight this quarter was Google’s 15-year, 572,000 square foot lease at The Merchandise Mart. Google, who acquired Motorola Mobility, will occupy the top four floors and roof beginning next year. The company will relocate 3,000 employees from Motorola’s corporate campus in suburban Libertyville. The new lease solidifies River North as Chicago’s technology hub.

LARGEST BLOCKS OF DIRECT AVAILABILITY Building Address

Size (sf)

Building Class

350 W Mart Ctr *

130,380

B

350 W Mart Ctr

87,393

B

350 W Mart Ctr

64,661

B

222 Merchandise Mart Plz

63,193

B

321 N Clark St

61,431

A

* Indicates future available space Italicized addresses indicate new blocks this quarter

Investment activity cooled during the quarter, but two buildings are being marketed for sale. KBS REIT 2 is selling up to a 49 percent stake in 300 North LaSalle, which could fetch upwards of $600 per square foot. Additionally, Joseph Lagoa has placed 540 North LaSalle up for sale with a $10 million asking price. The borders of the River North submarket are defined as Division Street (North), Racine Avenue (West), State Street (East), and Fulton Street and the Chicago River (South). It has historically been home to small, older buildings catering to art galleries, furniture studios, and small businesses but has seen new development, which has brought law firms and financial institutions to the submarket.

A

B

C

Total

3,998,711

3,681,438

5,598,724

13,278,873

162,482

123,796

6,678

292,955

Direct Vacancy Rate

11.5%

6.4%

9.8%

9.4%

Total Vacancy Rate (Direct + Sublease)

13.3%

12.7%

13.0%

13.0%

Inventory (square feet) Year to Date Absorption (square feet)

SUBMARKET SNAPSHOTS

Joining Google in River North next year will be Salesforce, who leased 116,000 square feet at 111 West Illinois. In addition numerous technology firms based in River North announced plans to expand their workforces by 2015. The explosion of leasing activity and commitments to add jobs suggests that River North will be a tight submarket for years to come.

RIVER NORTH SUMMARY

CENTRAL BUSINESS DISTRICT

RIVER NORTH

RIVER NORTH SUBMARKET HISTORICAL DIRECT VACANCY

THIRD QUARTER 2012 | CHICAGO SUBMARKET SNAPSHOTS

5


Little activity in the CBD’s smallest submarket

Comprised of just over 2.2 million square feet, the South Loop is subject to large swings in vacancy rates if a large tenant enters or exits the submarket. Last quarter MF Global vacated 77,000 square feet at 440 South LaSalle (One Financial Place), causing vacancy to rise 8.4 percent in the building and 3.7 percent in the submarket. At 26.2 percent, the CBD’s smallest submarket has the highest direct vacancy rate. As a result of MF Global’s dissolution, smaller tenant move-outs, and restacking within the building, three contiguous blocks ranging from 52,000 to 67,000 square feet are now available at One Financial Place. The building has traditionally been home to trading firms and financial institutions, but may look to diversify due to its high availability.

LARGEST BLOCK OF DIRECT AVAILABILITY Building Address

Size (sf)

Building Class

440 S LaSalle St *

159,539

A

619 S LaSalle St

89,000

C

440 S LaSalle St *

67,322

A

440 S LaSalle St *

53,143

A

* Indicates future available space

The boundaries of the South Loop include Van Buren Street (North), I-90/I-94 (West), Lakeshore Drive (East), and 16th Street (South). The South Loop is populated primarily with education, small businesses, and converted residential properties.

A

C

Total

1,019,325

1,185,970

2,205,295

(82,285)

(38,499)

(120,784)

Direct Vacancy Rate

28.8%

24.0%

26.2%

Total Vacancy Rate (Direct + Sublease)

29.8%

24.2%

26.8%

Inventory (square feet) Year to Date Absorption (square feet)

SUBMARKET SNAPSHOTS

The South Loop, while farther from the major commuter train stations than the West Loop and Central Loop, has direct access to the CTA trains. It is also closest to the residential area of the South Loop, an up and coming location for young professionals. Its location is a benefit, but with only one Class A and no Class B buildings, it will trail the recovery. As tenants have been upgrading their office space to take advantage of attractive rents, the South Loop will continue to lag because of its limited options.

SOUTH LOOP SUMMARY

CENTRAL BUSINESS DISTRICT

SOUTH LOOP

Numbers in parentheses are negative

SOUTH LOOP SUBMARKET HISTORICAL DIRECT VACANCY

THIRD QUARTER 2012 | CHICAGO SUBMARKET SNAPSHOTS

6


Class B in high demand as market for Class A begins to cool

The CBD’s largest submarket experienced a modest 55,000 square feet of net positive absorption. Occupancy has increased in nine of the past ten quarters. The West Loop has been one of the most desirable submarkets in recent years due to its access to commuter trains, Chicago public transit, as well as its inventory of some of the newest buildings in the CBD. Class B buildings were in high demand this quarter, as 158,000 square feet was newly occupied. In contrast, Class A buildings lost 94,000 square feet of occupancy. This was due to large tenants such as UBS giving back significant amounts of space and “right-sizing” upon lease expiration.

Size (sf)

Building Class

500 W Monroe St

392,063

A

233 S Wacker Dr

293,706

A

309-311 W Monroe St *

214,490

C

227 W Monroe St *

139,883

A

300 S Riverside Plz *

128,948

B

233 S Wacker Dr *

125,553

A

233 S Wacker Dr

91,807

A

30 S Wacker Dr

85,831

A

540 W Madison St

84,031

A

333 W Wacker Dr

80,736

A

* Indicates future available space Italicized addresses indicate new blocks this quarter

Investors continue to pursue the West Loop as four buildings were sold during the quarter. GE Pension Trust sold 230 West Monroe to a joint venture of Lincoln Property and Pimco for $146 per square foot and 200 West Monroe to a joint venture of the Farbman Group and LubertAdler Funds for $130 per square foot. Alliance Partners acquired 300 West Adams from Sterling Bay for $202 per square foot. Sterling Bay was active on the acquisition side as well, placing 111 North Canal under contract for approximately $108 per square foot. 1 South Wacker is currently under contract to Harbor Group International for approximately $192 per square foot.

SUBMARKET SNAPSHOTS

United Airlines expanded by 205,000 square feet and extended their lease at Willis Tower through 2028. United now leases a total of 830,000 square feet at Willis Tower, and is now trying to sublease 240,000 square feet of its space at 77 West Wacker. AIG will relocate within the West Loop as they will vacate 300 South Riverside and lease 75,000 square feet at 500 West Madison.

LARGEST BLOCKS OF DIRECT AVAILABILITY Building Address

CENTRAL BUSINESS DISTRICT

WEST LOOP

The West Loop’s borders are defined as the Chicago River (North), I-94/I-90 (West), Wells Street (East), and Van Buren Street (South).

WEST LOOP SUMMARY

A

B

C

Total

27,105,356

9,725,125

6,383,314

43,213,795

(145,784)

289,976

(29,562)

114,630

Direct Vacancy Rate

14.9%

10.8%

16.2%

14.2%

Total Vacancy Rate (Direct + Sublease)

18.2%

12.2%

17.6%

16.8%

Inventory (square feet) Year to Date Absorption (square feet)

Numbers in parentheses are negative

WEST LOOP SUBMARKET HISTORICAL DIRECT VACANCY

THIRD QUARTER 2012 | CHICAGO SUBMARKET SNAPSHOTS

7


SUBURBAN CHICAGO

SUBURBAN MAP

SUBMARKET SNAPSHOTS THIRD QUARTER 2012 | CHICAGO SUBMARKET SNAPSHOTS

8


Large tenant move-outs cause vacancy rates to jump

After being the best performing Suburban submarket in the first half of the year, vacancy rates rose across all building classes during the third quarter. The East-West submarket experienced over 318,000 square feet of negative absorption, which can be attributed to large users exiting the submarket. Catamaran is vacating 110,000 square feet at 2441 Warrenville Road in Lisle and relocating to Bannockburn, while TCF Bank vacated 78,000 square feet at 500 Joliet Road in Willowbrook.

City

Size (sf)

Building Class

700 Oakmont Ln 3075 Highland Pky *

Westmont

256,767

A

Downers Grove

241,519

A

2400 Cabot Dr

Lisle

217,718

A

747 E 22nd St

Lombard

209,557

B

28100 Torch Pky

Warrenville

100,830

A

4343 Commerce Ct *

Lisle

81,097

A

500 Joliet Rd

Willowbrook

78,400

B

2000 S Finley Rd **

Lombard

78,300

B

2655 Warrenville Rd

Downers Grove

76,691

A

2245 Sequoia Dr *

Aurora

76,126

A

* Indicates future available space ** Indicates space available in current quarter

EN Engineering signed the largest lease during the quarter and will occupy 84,000 square feet at the newly-renovated 28100 Torch Parkway in Warrenville. The firm, which designs oil and gas pipelines, has benefitted from a domestic energy boom and has outgrown the 53,000 square feet it leases in Woodridge. After merging with Minnesota-based Farley Sathers Candy, Ferrara Candy Co. signed a new 39,000 square foot lease at 1 Tower Lane in Oakbrook Terrace. Investors continued to favor well-leased, core properties. U.S. Equities purchased the Class A, 94 percent leased property at 2056 Westings Avenue in Naperville for $140 per square foot. Wells Core Office Income REIT acquired 2275 Cabot Drive in Lisle for $188 per square foot. The property is fully leased to McCain Foods through May 2021.

SUBMARKET SNAPSHOTS

Asking rental rates are down 2.2 percent on a year-overyear basis. Landlords have been aggressive in retaining existing and attracting new tenants since a number of large users such as Sara Lee are vacating the submarket and relocating to the CBD. Large tenants continue to have a multitude of options, with 28 direct and 7 sublease blocks greater than 50,000 square feet available for lease.

LARGEST BLOCKS OF DIRECT AVAILABILITY Building Address

SUBURBAN CHICAGO

EAST-WEST

The East-West submarket encompasses Cook, DuPage, Kane, Kendall, and Will Counties, with major cities including Downers Grove, Lisle, Naperville, and Oak Brook.

EAST-WEST SUMMARY Inventory (square feet)

A

B

C

Total

20,627,861

14,540,471

4,908,425

40,076,757

Year to Date Absorption (square feet)

22,563

(55,674)

(2,850)

(35,961)

Direct Vacancy Rate

19.7%

24.3%

22.6%

21.7%

Total Vacancy Rate (Direct + Sublease)

23.7%

27.7%

21.8%

24.9%

EAST-WEST SUBMARKET HISTORICAL DIRECT VACANCY

THIRD QUARTER 2012 | CHICAGO SUBMARKET SNAPSHOTS

9


Class A occupancy, rents fall

The North submarket’s direct vacancy rate rose 90 basis points during the third quarter due to 260,000 square feet of negative absorption experienced in Class A buildings. To combat lost occupancy, landlords have cut asking rental rates by an average of 4.2 percent in order to fill the nearly 1 million square feet of occupied space lost from 2010 to 2011.

LARGEST BLOCKS OF DIRECT AVAILABILITY Building Address

Size (sf)

Building Class A

1 Corporate Dr

Long Grove

251,877

544 Lakeview Pky

Vernon Hills

144,999

B

1 Overlook Pt

Lincolnshire

117,798

A

2355 Waukegan Rd

Bannockburn

106,495

A

75 Tri State International *

Lincolnshire

79,449

A

2-4-6 Genesee St

Waukegan

75,996

C

333 Knightsbridge Pky

Lincolnshire

74,728

A

2100 Sanders Rd

Northbrook

67,681

A

4201 Lake Cook Rd

Northbrook

66,000

A

2 Corporate Dr

Long Grove

64,871

A

* Indicates future available space

Aon Hewitt signed the largest lease transaction in the Suburbs in the past four years. The insurance company extended its lease of 818,000 square feet spanning the entire building at 4 Overlook Point in Lincolnshire. As a result Retail Properties of America is marketing the building for sale and hopes to attract bids upwards of $200 per square foot. Cole Real Estate Investments closed on its purchase of 555-557 Aptakisic Road in Lincolnshire for $305 per square foot. The 163,000 square foot building is fully leased to Sysmex through November of 2026. The North submarket is located within portions of Cook and Lake Counties, with major cities including Bannockburn, Deerfield, Evanston, Glenview, Highland Park, Lake Forest, Northbrook, and Vernon Hills.

NORTH SUMMARY

A

B

C

Total

16,834,771

7,442,255

2,526,564

26,803,591

(218,286)

50,172

(25,395)

(193,509)

Direct Vacancy Rate

20.9%

19.4%

23.9%

20.7%

Total Vacancy Rate (Direct + Sublease)

26.1%

21.0%

24.6%

24.5%

Inventory (square feet) Year to Date Absorption (square feet)

SUBMARKET SNAPSHOTS

One positive development this quarter was the reduction of available sublease space. While 1.1 million square feet of Class A space was available for sublease last quarter, only 854,000 square feet was on the market at the end of the third quarter. This helps aid the direct leasing market as tenants have fewer competitive sublet options. However, sublease availability in Class A buildings is still 5.1 percent of the total stock, compared to 3.1 percent in the overall Suburban market.

City

SUBURBAN CHICAGO

NORTH

Numbers in parentheses are negative

NORTH SUBMARKET HISTORICAL DIRECT VACANCY

THIRD QUARTER 2012 | CHICAGO SUBMARKET SNAPSHOTS

10


Distressed submarket shows signs of recovery In 2011 the Northwest submarket lost over 1 million square feet of occupancy, driving direct vacancy up to a staggering 27.7 percent. Much to the relief of landlords, this year has been a different story. The submarket has experienced 475,000 square feet of positive absorption this year, which is the most of any Suburban submarket. But at 25.8 percent, the Northwest submarket continues to have the highest direct vacancy rate in the Suburban market.

City

Size (sf)

Building Class

21440 Lake Cook Rd

Deer Park

351,425

A

1299 Algonquin Rd

Schaumburg

195,393

C

5550 Prairie Stone Pky *

Hoffman Estates

193,601

A

3501 Algonquin Rd

Rolling Meadows

186,432

C

1701 Golf Rd

Rolling Meadows

183,506

A

3890 Salem Lake Dr

Long Grove

150,000

B

3333 Beverly Rd

Hoffman Estates

129,000

A

2895 Greenspoint Pky

Hoffman Estates

127,941

A

700 N Wood Dale Rd

Wood Dale

125,328

B

2850 W Golf Rd

Rolling Meadows

110,941

B

* Indicates future available space

Providing the occupancy boost during the third quarter was Catamaran, who leased the entire 301,000 square foot building at 1600 McConnor Parkway in Schaumburg. The company, formerly known as SXC Health Solutions, consolidated offices in the North and EastWest submarkets. Capital One signed the second largest lease in the suburbs: a 150,000 square foot new lease at 3800 Golf Road in Rolling Meadows. The company will occupy the space in the first quarter of 2013 and will vacate its current facility in Elmhurst. Investment sales activity was quiet compared to the previous quarter, but two new portfolio listings from the Multi Employer Property Trust are now on the market. The pension fund is seeking bids for the four building, 500,000 square foot Greenspoint Office Park in Hoffman Estates. They also are looking to sell 2349 West Lake Street and 2250 West Pinehurst Boulevard in Addison. The Northwest submarket is located within the portions of Cook, Kane, Lake, and McHenry Counties, with major cities including Arlington Heights, Itasca, Rolling Meadows, and Schaumburg.

NORTHWEST SUMMARY

A

B

C

Total

18,505,684

9,687,611

2,341,317

30,534,613

317,527

141,356

15,790

474,674

Direct Vacancy Rate

21.5%

32.8%

31.1%

25.8%

Total Vacancy Rate (Direct + Sublease)

25.3%

35.5%

32.2%

29.0%

Inventory (square feet) Year to Date Absorption (square feet)

SUBMARKET SNAPSHOTS

Due to this high vacancy rate, tenants have and will continue to have the upper-hand in lease negotiations. Asking rental rates are down 1.3 percent on a year-overyear basis. There are 25 direct contiguous blocks of at least 50,000 square feet available for lease; 12 of which are greater than 100,000 square feet.

LARGEST BLOCKS OF DIRECT AVAILABILITY Building Address

SUBURBAN CHICAGO

NORTHWEST

NORTHWEST SUBMARKET HISTORICAL DIRECT VACANCY

THIRD QUARTER 2012 | CHICAGO SUBMARKET SNAPSHOTS

11


Activity muted as divide between Class A and Class B product grows

Suburban Chicago’s smallest submarket saw minimal changes in occupancy across all building classes. O’Hare continues to have the greatest disparity in vacancy among its building classes. Direct vacancy among Class A buildings is 19.1 percent, making it one of the tightest segments in Suburban Chicago. However, direct vacancy continues to be well above 30 percent in Class B and Class C buildings.

City

Size (sf)

Building Class B

2350-2360 E Devon Ave

Des Plaines

142,596

8420 W Bryn Mawr Ave

Chicago

104,164

A

4242 N Harlem Ave

Norridge

93,155

B

9801 W Higgins Rd

Rosemont

91,614

B

5100 River Rd *

Schiller Park

74,988

A

1350 E Touhy Ave

Des Plaines

71,367

B

9500 W Bryn Mawr Ave

Rosemont

69,701

A

10255 W Higgins Rd

Rosemont

69,695

A

999 E Touhy Ave

Des Plaines

59,710

B

9525 W Bryn Mawr Ave

Rosemont

55,040

A

* Indicates future available space Italicized addresses indicate new blocks this quarter

While several new large lease transactions were signed last quarter, no new leases over 20,000 square feet were recorded this quarter. O’Hare was home to the largest sale transaction on a size and price basis. CBRE Global Investors acquired the 380,000 square foot building at 6250 North River Road in Rosemont from GLL Real Estate Partners for $67 million. The property was 94 percent leased at the time of sale, and further demonstrates investors’ desire for core office properties in the Chicago Suburban market. The O’Hare submarket is located in northwestern Cook County surrounding O’Hare International Airport, with major cities including northwestern Chicago, Elk Grove Village, and Rosemont.

O'HARE SUMMARY Inventory (square feet)

A

B

C

Total

7,856,623

4,334,861

2,535,582

14,727,065

Year to Date Absorption (square feet)

58,992

17,931

1,812

78,736

Direct Vacancy Rate

19.1%

30.9%

37.1%

25.7%

Total Vacancy Rate (Direct + Sublease)

21.1%

31.4%

37.6%

27.0%

SUBMARKET SNAPSHOTS

Asking rental rates have held steady, falling just 0.5 percent on a year-over-year basis. O’Hare has had the smallest rent decline of the Suburban markets, signaling that landlords, at least in Class A properties, may be able to raise rents in the near future. However, leasing activity must pick up after a relatively inactive third quarter.

LARGEST BLOCKS OF DIRECT AVAILABILITY Building Address

SUBURBAN CHICAGO

O’HARE

O’HARE SUBMARKET HISTORICAL DIRECT VACANCY

THIRD QUARTER 2012 | CHICAGO SUBMARKET SNAPSHOTS

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M B R E A L E S TAT E

ABOUT MB REAL ESTATE

At MB Real Estate, our corporate mission is to maximize the value of our clients’ real estate by creating timely and innovative solutions that meet their unique needs and objectives. We offer the highest level of real estate support with our team of committed, resultsdriven experts in asset and facilities management, leasing, tenant representation, development, project management, and investment services. Supported by dedicated accounting, marketing, human resources, and information technology teams, our unique full-service firm is an industry leader in local and national corporate real estate.

MB REAL ESTATE HEADQUARTERS

DEPARTMENT LEADERSHIP

181 West Madison, Suite 4700 Chicago, Illinois 60602 phone: 312.726.1700 fax: 312.807.3853

PATRICIA ALUISI Chief Administrative Officer

MARK A. BUTH Executive Vice President & Managing Director of Leasing Services

EAST COAST REGIONAL HEADQUARTERS 335 Madison Avenue, 14th Floor New York, New York 10017 phone: 212.350.2300 fax: 212.350.2301

ANDREW J. DAVIDSON Executive Vice President & Managing Director of Corporate Services & Tenant Advisory

GARY A. DENENBERG Executive Vice President & Managing Director of Leasing Services

DAVID R. GRAFF Senior Vice President of Project Services

COMPANY LEADERSHIP

MAUREEN G. GROVE

PETER E. RICKER

Vice President & Managing Director of Accounting Services

Chairman & CEO

JOHN T. MURPHY

DANIEL J. NIKITAS Executive Vice President of Corporate Services & Tenant Advisory Services

President

KEVIN M. PURCELL Executive Vice President & Chief Operating Officer

PETER J. WESTMEYER Senior Vice President & Managing Director of Investment Services

THIRD QUARTER 2012 | CHICAGO SUBMARKET SNAPSHOTS

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MB Real Estate's 2012 3rd Quarter Chicago Market Overview Submarket Snapshots